CLARKSBURG TOWN CENTER APPLICATION FOR AMENDMENT TO PROJECT PLAN NO. 91994004D PREPARED BY: THIRD TRY LC JULY 2014 CLARKSBURG TOWN CENTER APPLICATION FOR AMENDMENT TO PROJECT PLAN NO. 91994004D PREPARED BY: THIRD TRY LC JULY 2014 Clarksburg Town Center Project Plan Amendment Table of Contents 1. Project Team Introduction Existing Conditions Project Narrative Statement of Justification 2. Application Fee Schedule Certificate of Compliance 3. Notice List & Notice Letter 4. Pre-submission Community Meeting Information Sign Posting Information 5. Project Plan Amendment 6. Architecture 7. Local Area Plan NRI/FSD Land Use/Public Use Space Traffic Statement 8. SWM Concept/WQP Forest Conservation Plan Landscape Plan Lighting Plan 9. Previously Approved Project Plan 91994004C Previously Approved Preliminary Plan 11995042A 10 Previously Approved Site Plan 82007022A DEVELOPMENT TEAM Applicant: Third Try LC Contacts: David Flanagan John Clarke Kate Kubit 1355 Beverly Road, Suite 240 McLean, Virginia 22101 Telephone: 703.734.9730 Land Planners: Gutschick, Little, & Weber, P.A. Contacts: Kevin Foster Tim Longfellow 3909 National Drive Burtonsville, Maryland 20866 Telephone: 301. 421.4024 Landscape Architects: Gutschick, Little, & Weber, P.A. Contact: Kevin Foster 3909 National Drive Burtonsville, Maryland 20866 Telephone: 301. 421.4024 LandDesign Contact: Marci Bonner Matthew Clark 200 S. Peyton Street Alexandria, Virginia 22314 Telephone: 703.549.7784 1 Civil Engineers: Gutschick Little & Weber, P.A. Contacts: Kevin Foster Tim Longfellow 3909 National Drive, Suite 250 Burtonsville, Maryland 20866 Telephone: 301.421.4024 Architect (Resident’s Club): O’Neil & Manion Architects, P.A. Contact: Sara O’Neil-Manion 6931 Arlington Road, Suite 306 Bethesda, Maryland 20814 Telephone: 301.654.7004 Architect (Retail Core): Bignell Watkins Hasser Architects, PA Contacts: Ni Paul Frank Watkins One Park Place, Suite 250 Annapolis, Maryland 21401 Telephone: 410.224.2727 Traffic Consultant: Kimley-Horn and Associates, Inc. Contact: Edward Papazian Kimley-Horn and Associates, Inc. 13221 Woodland Park Road Suite 400 Herndon, Virginia 20171 Telephone: 703.674.1300 Zoning Attorney: Lerch, Early & Brewer, Chtd Contact: Robert Harris 3 Bethesda Metro Center, Suite 460 Bethesda, Maryland 20814 Telephone: 301.841.3826 2 I. INTRODUCTION This proposed 2014 Clarksburg Town Center Project Plan Amendment adheres to the vision of the Master Plan in a financially viable way. Clarksburg Town Center consists of 260 acres and is located between Maryland Route 355, Clarksburg Road, Stringtown Road and Snowden Farm Parkway. The Town Center is immediately adjacent to the Clarksburg Historic District. Approximately 66-acres of the Town Center known as Piedmont Woods Park are located on the east side of Snowden Farm Parkway. The Town Center is located within the Clarksburg Master Plan and Hyattstown Special Study Area (June 1994) (“Master Plan”). This Project Plan Amendment conforms to the guidelines of the Master Plan as detailed in Section IV below. This Project Plan Amendment, along with the accompanying preliminary and site plan amendments, includes a revised schedule constructing the on-site and off-site road improvements, dwelling units, the mixed-use core, recreation facilities and public spaces and amenities. II. EXISTING CHARACTERISTICS OF THE SITE AND SURROUNDING PROPERTIES A. NARRATIVE DESCRIPTION OF SITE AND SURROUNDING PROPERTIES 1. Site Characteristics The Town Center consists of approximately 260 acres and has been developed with a total of approximately 890 residential units to date. This Project Plan Amendment and the accompanying preliminary plan amendment and site plan amendment applications propose 1,116 total dwelling units and 206,185 square feet of commercial space within the Town Center. Approximately 215 dwelling units remain to be developed within the redesigned blocks H, BB, and GG. This Application and the accompanying Site Plan Application also propose the final design for recreation facilities, amenities and enhancements to complete the community. The Town Center is comprised of three geographic development areas: (i) the West Side, closest to the Clarksburg Historic District; (ii) the East Side, located between the Greenway and Snowden Farm Parkway; and (iii) Piedmont Woods Park, located east of Snowden Farm Parkway. Residential development activity has occurred to date on both the West Side and the East Side, including construction of streets, installation of utilities, and stormwater management facilities, and construction of single-family detached, townhomes and multifamily dwellings. The approved natural resources inventory has been submitted to MNCPPC as part of the comprehensive amendment package. 3 2. Surrounding Zoning and Land Use The Town Center is classified in the Residential-Mixed Use, Specialty Center (RMX-2) Zone. Properties located northwest of the site are zoned RMX-2 and R-200. Properties located west and southwest of the site are zoned C-1, C-2 and R-200. Note that the zoning and proposed land use of some adjacent properties will likely change to the CR zone with a proposed local map amendment. The anticipated approval of this LMA is late 2014. Properties located northeast of the site are zoned RDT. Properties located south and southeast of the site are zoned RMX-2 and R-200/R-200 TDR. Existing adjacent and surrounding land uses are as follows: (i) residential and institutional uses northwest of the site, including the Clarksburg United Methodist Church and the new Clarksburg Elementary School; (ii) commercial and residential uses within the Clarksburg Historic District west and southwest of the site along Maryland Route 355; (iii) residential uses south of the site; and (iv) residential and institutional uses east of the site. The area surrounding Town Center has undergone significant change since approval of the original Town Center project plan in 1995. Although the Clarksburg Historic District remains centered along Maryland Route 355, adjacent areas have developed in accordance with the recommendations of the Master Plan. These developments include Clarksburg Village and Greenway Village, located south of Stringtown Road, Gateway Commons, located west of Maryland Route 355; and several residential developments located on the north side of Clarksburg Road. We also note that with limited exception the perimeter areas within the Town Center project itself have also been developed. Accordingly, we feel the changes proposed by this Application will create substantial benefits to the overall Clarksburg community. B. NAMES AND ADDRESSES OF ADJACENT AND CONFRONTING PROPERTY OWNERS AND LOCAL CITIZENS ASSOCIATIONS See Attachment III. PROJECT PLAN AMENDMENT A. NARRATIVE DESCRIPTION OF PROJECT This Project Plan Amendment requests approval of 1,116 total dwelling units within the Town Center. These units will be comprised of a maximum 219 single-family detached units; 688 townhomes; and 264 multiple-family units. The 2010 amendment was approved for 1,206 units. This Project Plan Amendment also requests approval of 206,185 square feet of nonresidential development, including 111,545 square feet of retail space (including a grocery store), 31,360 square feet of office space, 45,280 square feet of proposed medical office space, and 18,000 square feet of restaurant space. Additionally, 1.10 acres will be dedicated to Montgomery County to construct a library or other public building. 4 This Application also requests approval of modifications to Block H, updates to the Resident’s Club parcel and associated parking, changes to the CUMC connection, the addition of a splash fountain, amphitheater and stage to the Core, modifications to the Clark Family Cemetery, and improvements to Kings Local Park and Piedmont Woods Park as shown on the enclosed plans. Lastly, this Application requests approval of a revised Phasing Plan for the construction of on-site and off-site road improvements, dwellings, recreation facilities and public spaces and amenities. The revised Phasing Plan contemplates completion of all aspects of the plan except the retail. The retail area would be graded to building pads and stabilized. This phasing plan would allow the residents in Town Center to enjoy the community while the commercial portion is being final engineered, buildings designed and leased. B. DESCRIPTION OF MAJOR PROJECT ELEMENTS 1. Mixed Use Core. Clarksburg’s Town Center will have a Retail Core made up of blocks located in the West Side of Town Center. Development within the Core will include a residential area, a commercial area (including a full-sized grocery store), street facing retail, office, and medical office buildings. Buildings will be configured to conceal parking areas and create a street pattern recommended by the Master Plan. Plans also show dedication of 1.10 acres for the proposed civic building/library and parking. Parking for the civic building/library will be constructed by the applicant. The redesigned Core includes a site for a splash fountain and outdoor amphitheater to be built adjacent to the civic building/library to help serve as a focal point for community and civic activities. In addition, street lighting, furniture and street trees will be installed to complement the retail core. Welcoming pedestrian connections, including a green street that was previously Day Dream Avenue, are integrated into the proposed plan. 2. East Side Modifications. This Application proposes two modifications to the East side of Town Center. First, a